Atlanta Inspection News! Consumer information: September 2009

One of the first things you should do when your home has been flooded is to open windows to allow air circulation.If electrical service has been restored. When a home has been flooded for a sort time. IN Atlanta where homes were under water for several days,Sheetrock,flooring,and framing studs. However, homes that haven't been flooded for a long time,the main concern will be removal of the drywall and primary concern will be remove the insulatiing material from the walls which needs done as soon as possible.Fiberglass insulation holds water for a verylong time.Wall might appear dry from a outward appearance have beenopen 6 months after,and the insulation has the same level of water it held when first flooded.This provides an ideal environment for decay-causing bacteria to form in the wall.It may take months or years,but the walls framing material will decay,and severe structural damage may occur.All flood-damaged plumbing, heating, cooling and electrical appliances and related systems should be replaced, rather than repaired.

Many houses will experience mold growth following flooding.excess moisture and standing water contribute to the growth of mold in homes and other buildings. When returning to a home that has been flooded, be aware that mold may be present and may be a health risk for your family.People who are sensitive to mold may experience stuffy nose, irritated eyes, wheezing, or skin irritation. People allergic to mold may have difficulty in breathing and shortness of breath. People with weakened immune systems and with chronic lung diseases, such as obstructive lung disease, may develop mold infections in their lungs. 

Recognizing Mold You may recognize mold by:

• Sight (Are the walls and ceiling discolored, or do they show signs of mold growth or water damage?)· Smell (Do you smell a bad odor, such as a musty, earthy smell or a foul stench?)

Safely Preventing Mold Growth-Clean up and dry out the building quickly (within 24 to 48 hours). Open doors and windows. Use fans to dry out the building.

· When in doubt, take it out! Remove all porous items that have been wet for more than 48 hours and that cannot be thoroughly cleaned and dried. These items can remain a source of mold growth and should be removed from the home. Porous, noncleanable items include carpeting and carpet padding, upholstery, wallpaper, drywall, floor and ceiling tiles, insulation material, clothing, leather, paper, wood, and food. Removal and cleaning are important because even dead mold may cause allergic reactions in some people.

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Oriented stand board (OSB) and plywood are wood structural panels made by compressing and gluing pieces of wood together. While OSB and plywood appear similar and are generally interchangeable, the different ways that each material is manufactured contribute to each having its own unique strengths and weaknesses

What are they, and how are they made?

OSB is manufactured from heat-cured adhesives and rectangularly shaped wood strands that are arranged in cross-oriented layers. Produced in large, continuous mats, OSB is a solid-panel product of consistent quality with few voids or gaps. The finished product is an engineered wood panel that shares many of the strength and performance characteristics of plywood. 

Plywood is made from thin sheets of veneer (layers of wood that are peeled from a spinning log) that are cross-laminated and glued together with a hot press. Throughout the thickness of the panel, the grain of each layer is positioned perpendicular to the adjacent layer. The finished product is made from an odd number of layers so that a balance is maintained around its central access.  Since it is made from whole layers of logs rather than small strands, plywood has a more consistent and less rough appearance than OSB.

Plywood is made from thin sheets of veneer (layers of wood that are peeled from a spinning log) that are cross-laminated and glued together with a hot press. Throughout the thickness of the panel, the grain of each layer is positioned perpendicular to the adjacent layer. The finished product is made from an odd number of layers so that a balance is maintained around its central access.  Since it is made from whole layers of logs rather than small strands, plywood has a more consistent and less rough appearance than OSB.  

A few facts about OSB and plywood:

• While OSB developed fairly recently, it became more popular than plywood in North America by 2000. Today, nearly twice as much OSB as plywood is produced in North America.
• Outside of North America, OSB is not commonly used in construction. In 2005, the combined production of OSB in Europe and Latin America was just 3.5 billion square feet - less than seven times as much as was produced in North America that year.
• While both products are made from different materials, and some builders strongly prefer one or the other, OSB and plywood are both manufactured according to the same performance standards.
• OSB can be made from narrower, faster growing trees than plywood.

In favor of OSB:

• OSB can be manufactured into panels that are larger than plywood. 
• OSB is more uniform, so there are fewer soft spots, such as those that can occur in plywood. 
• OSB is less expensive than plywood. To build a typical 2,400-square foot home, OSB may cost $700 less than plywood.
• OSB is considered by many to be a "green" building material because it can be made from smaller-diameter trees, such as poplars, that are often farmed. Plywood production, by contrast, requires larger-diameter trees from old-growth forests.
• Plywood has a tendency to delaminate, especially in hot climates such as Florida. 

In favor of plywood:

• While plywood and OSB both off-gas formaldehyde, OSB off-gasses more of the carcinogenic gas. Plywood, OSB, and other engineered wood products that contain glue can be stored outdoors for several weeks before construction so that much of the dangerous gasses are vented safely into the outdoors.
• OSB weighs more than plywood. One 23/32-inch 4'x 8' plywood piece weighs approximately 67 pounds, while a piece of OSB of the same dimensions weighs approximately 78 pounds. The increased weight of OSB means that it is harder to install and it will put more stress on the house.
• Compared to plywood, OSB swells more when it comes into contact with water, especially at panel edges. Swell is generally greater in OSB than in plywood due to the release of compaction stress in OSB created during the pressing of wood chips into panels. Swollen plywood will return to its nominal thickness as the wood dries, while OSB will remain permanently swollen, to some degree. Swelling is a nuisance because it can uplift whatever materials lie above, such as tile or carpet.
• Plywood floors are stiffer than OSB floors by a factor of approximately 10%. As a result, OSB floors are more likely to:
  • squeak due to floor movement;
  • cause hard floor surfaces to crack (such as tile); and
  • result in soft, spongy floors.  

• Nails and screws are more likely to remain in place more firmly in plywood than in OSB.
• OSB retains water longer than plywood does, which makes decay more likely in OSB than in plywood. Of course, tree species plays a large role in this determination. OSB made from aspen or poplar is relatively susceptible to decay. In one of the biggest consumer class-action lawsuits ever, Louisiana-Pacific (LP), a building materials manufacturer, was forced to pay $375 million to 75,000 homeowners who complained of decaying OSB in their homes.

Many Atlanta home owner's are faced with a catastrophic event with the recent flooding. So many live in areas they thought that no way could their home be flooded. There were homes located up to several miles from small creaks and rivers.........and still their home was damge. The sad part is alot of them have no insurance to repalce the damage. There are alot of thing that should be done in a timely manner such as removing wet dry wall, Set up lots of fans for drying in between wall. Mold growth can take over at a rapid pace.The longer you let the area stay wet, the more mold can spread. Try not to use any air conditioneers even if the functional. These systems need thoroughly cleaned. They will be those storn chaser out to do the work a large sums of money. You can save your self alot of money but having a inspection perform on the areas that are in need to assure your home will be back to normal with mininum cost.

MOISTURE-Two Kinds of Moisture liquid { from flooding} and vapor forms. Vapor is very tiny droplets of water suspended in air. The amount of water vapor in the air is measured as relative humidity. High humidity means lots of water in the air.Even in dry climates it's not uncommon for 10 gallons of water a day to enter a crawlspace through evaporation from the soil. This amount can be far higher if the home site is in a wet climate, above a spring, and underground stream or has a high water table or in flooded homes. Moisture intrusion of the crawlspace and basement's may be seasonal or may only be a problem when annual rainfall is unusually high.

WHY MOISTURE IS A PROBLEM-Mold
Mold is actually a fungus. There are many different kinds of mold fungi and they're found everywhere on earth, in almost every environment, including inside our bodies. In many situations they are not only harmless, but necessary for life to proceed normally.When moisture levels in a material approach 20%, fungi begin to become active. The more moisture available, the more active fungi will be and the faster
fungal colonies will grow. As moisture levels drop, fungal activity slows and when moisture levels drop below about 20%, activity stops.

Here are the two main ways in which fungal activity is a problem...High spore concentrations in indoor air: Fungi reproduce by releasing spores. Spores are like microscopic seeds which produce new fungi. With moisture intrusion, spore concentrations in indoor air can reach levels unhealthy for those with weak immune systems, allergies, asthma or lung disease.Decay fungus. Some types of fungus consume material in wood cells, deteriorating these cells and producing what we call wood decay or rot.
 

Safety precautions for when a flood has hit your home.

Inland flooding usually occurs during or after a heavy, slow-moving rain storm.If your home has suffered a flood, not only can there be structural or electrical damage, there's often a massive cleanup job to tackle.Safety precautions you can take and the risks involved in floodwater.Flooding can cause the disruption of water purification and sewage disposal systems, overflowing of toxic waste sites, and dislodgement of chemicals previously stored above ground. This can be hazardous to your health, so it'important to guard against exposure by wearing protective clothing. While different chemicals cause different health effects, the signs and symptoms most frequently associated with chemical poisoning are headaches, skin rashes, dizziness, nausea, excitability, weakness, and fatigue.

Flooded areas may contain electrical or fire hazards connected with downed power lines. Take the following precautions:

Never enter flooded areas or touch electrical equipment if the ground is wet, unless you're certain that the power supply is off. If water has been present anywhere near electrical circuits and electrical equipment, turn off the power at the mains. Don't assume that any part of a flooded electrical installation or appliance is safe, do not turn on their power supply - you will need to call in a professional electrician to repair any damage safely. The reason that so many people drown during flooding is because few of them realize the incredible power of water. A mere six inches of fast-moving flood water can knock over an adult. It takes only two feet of rushing water to carry away a vehicle. This includes pickups and SUVs.

If you come to an area that is covered with water, you will not know the depth of the water or the condition of the ground under the water. This is especially true during the dark, when your vision is more limited.Play it smart, play it safe. Whether driving or walking, any time you come to a flooded road, TURN AROUND DON'T DROWN!

Flash Floods
Inland flooding that leads to drowning usually occurs during flash-flood conditions.

Flash floods are those that develop within six hours of a rain storm. That may sound like a lot of time, but severe flash floods can occur in a matter of minutes, depending on the intensity and duration of the rain, the topography of an area, and the condition of the soil and ground cover.

Clean and disinfect everything that got wet. Floodwaters pick up sewage and chemicals from roads, farms, factories and storage buildings. Spoiled food, flooded cosmetics and medicines are health hazards. When in doubt, throw them out. Soaked carpeting and padding should be pulled up and discarded.

Look before you step. After a flood, the ground and floors are covered with debris including broken bottles and nails. Floors and stairs that have been covered with mud can be very slippery.
The use of large fans can speed the drying process and curtail the development of mold.

Drowning is the number one cause of flood deaths. Most of these drownings occur during flash floods. Six inches of rapidly moving water can knock you off your feet. If you must go through an area where water is standing, use a pole or stick to make sure that the ground is solid under the surface.

Do not drive through a flooded area. More people drown in their cars than anywhere else. Don't drive around road barriers; the road or bridge may be washed out.
Stay away from power lines and electrical wires. Electrocution is also a major killer in floods. Electrical current can travel through water. Report downed power lines to your utility company or local emergency manager.

If the water level got so high that appliances were soaked, turn off your electricity until they can dry out. Some appliances, such as television sets, can shock you even after they have been unplugged. Don't use appliances or motors that have gotten wet unless they have been taken apart, cleaned and dried.

 
Be alert for gas leaks. Use a flashlight to inspect for damage. Don't smoke or use candles, lanterns or open flames unless you are sure that the gas has been turned off and the area has been aired out.
Carbon monoxide exhaust kills. Use a generator or other gasoline-powered machine outdoors. The same goes for camping stoves. Fumes from charcoal are especially deadly; if you must cook with charcoal, use it only outdoors.

Watch for animals, especially snakes. Small animals that have been flooded out of their homes may seek shelter in yours. Use a pole or stick to poke and turn items over and scare away small animals.
Are you covered for flood damage? Policies for mobile or manufactured homes may include coverage for flood damage, unlike standard home policies. Owners of traditional site-built homes can purchase federal flood coverage in addition to a standard homeowners policy. However, their community must participate in the federal National Flood Insurance Program. A community cannot be covered unless it has joined the program. Flood damage to automobiles is covered under the comprehensive portion of an auto policy.

Three hundred ninety-nine thousand home fires were reported in the United States in 2007,according to the (NFPA's) recently released Home Structure Fires report. The category of homes includes one- and two-family dwellings and apartments.

On average, eight people die in home fires every day in the United States - a total of 2,865 deaths. Home fires accounted for 84 percent of all civilian fire deaths and resulted in 13,600 injuries. Direct property damage was estimated at $7.4 billion

The report further breaks down causes and circumstances of home fires reported during the four year period of 2003-2006

Highlights include:

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Every year, termites invade millions of homes, causing billions of dollars in damage. They primarily feed on wood, but will consume practically any wood product, from furniture to books, even the insulation in your walls. The startling fact is, termites do more damage to homes than fires and storms combined.Termites are cryptic social insects that play a very speical role in the ecosystems.Currently,there are more than 2,600 identified termite species in 281 genra worldwide.
However, only 183 species are known to damage buildings. The subterranean termite found commomly in the southeast range from 1.5 billion to more than 2.5 billon dollars in damages.Structures infested with subterranean termites can be identified by "drop Tubes" or "mud Shelter tubes" going up foundation walls.
Termite Detection can be tough.

Termite colonies are made up of numerous individuals, termites are quite cryptic spending most of time underground or inside wood. When termites a structure,it is nessary to make an accurate assessment of the extent of infestion before involking treatment options.The primary method of inspection is visual searching or wood probing.The real efficiency of visual searches is not known do to areas that are not readily accessible.None visual alternatives have been developed to assesss drywood and subterranean termite infestations.

As a homeowner how can I tell if I really have termites.Inspecting for signs of termites activity which would be signs such as mub tubes on foundation stell walls,storage areas,holes in wood,pellets,sawdust that keeps coming back,piles of wings near light sources,and swaming insects.Non Visual alternatives inspection methods are accoustic emission,methane gas and water vapor detection devices.

Laser technologies,infraded, may provide noninvasive searching of covered walls.However, these devices have draw backs and present higher cost and are really not 100% accurate.Subterranean are small and require moist condition,and nest in wood that is in contact with soil or constrcuted shelter tubes from soil to the above ground wood.So always makesure you have proper water drainage, and storm water runoff control and that your home siding meets the required 6" above the soil level.

While the damage caused by subterranean termites is not as outwardly dramatic as a fire or storm, it can be significantly more disastrous from a financial standpoint. That's because the damage often goes undetected for long periods of time. And, when it is finally discovered, the damage can be substantial yet
is rarely covered by insurance. The homeowner is confronted with not one, but two devastating blows.

Although termites pose a more serious problem in the south, they are present in every state except Alaska.Just one subterranean colony can contain thousands sometimes millions of termites. The workers forage continuously for food, carrying it back to the colony where it is shared and these ever-expanding
colonies don't stand still. Reproductive termites can be observed in early spring and summer swarming from an existing colony to establish a new one in another location.

As we build communities, we increasingly encroach on the termites' habitat, removing their native food source and leaving them with little alternative but to search for another - our homes. Because they work silently behind the scenes, it can be years before evidence of their destruction becomes visible, long
after serious damage to your home has already been done.

To enter your house, all termites need is the tiniest gap in concrete, mortar or metal to slip through. Once inside that gap, their voracious hunger for wood takes over. These cunning little engineers construct air and moisture tight shelter tubes leading from the colony in the soil to the wood in your home.Termite tubes can go up wires, along pipes, around so-called "termite shields" and even extend free of any support. Busy workers use these tubes as their"freeways," constantly commuting between the food source (your house) and their colony in the soil.

The housing market has been the subject of intense scrutiny over the past few months. According to the National Association of Realtors, there are currently 3.8 million homes "on the market." Certainly homeowners recognize that a house is a major investment and if they ever have to sell - even in a difficult economy - it must be in great shape without any major issues.But often there is one crucial matter that both home owners and buyers often overlook: underlying pest issues. Every year, damage caused by pest infestations costs homeowners billions of dollars in repairs. Termites alone cause more than $5 billion in property damage each year, and can threaten the structure of a home. Another little known fact is that property damage caused by wood-boring insects such as termites, carpenter ants and powder post beetles is not covered by homeowner's insurance policies and that expensive repairs come out of the homeowner's wallet.

Just last month, The University of Georgia conducted a survey of Georgia residents to assess perceptions and knowledge of issues facing residents in the state, and termites and wood-destroying pests affecting home sales was one of the top categories. Ninety-seven percent of respondents said if they were to
purchase a new home, they would like it to have been inspected for termites and other wood-destroying pests, yet more than half of all respondents disagreed with the statement that all homes are currently inspected for termites at the time of the sale.

Last year Realtors in the state of Georgia reversed the need for home sellers to have a "Termite" letter in order to sell their home. But for anyone hoping to sell and looking for ways to make it stand out, they should consider having a pest inspection to obtain the termite letter - it could be key differentiator and help move the home from "on the market" to "sold."

Accurate Home inspections of Atlanta Georgia
can provide you with a level of accountability, professionalism by a qualified building codes inspector knowledgeable of CABO codes that govern home building industry,and serves  east atlanta,west atlanta,south atlanta.It simply doesn't make sense to spend hundreds of thousands of dollars for a new or existing home without a professional inspection.Board Certified Master Inspector.The Master Inspector Certification Board, Inc. is not a trade association or not a membership level.It is a board test dedicated to testing and promoting  compentant  inspectors with excellence in the inspection industry. HQS Certified for section 8,Hud,Bank foreclosure, Georgia Home onwership 09 program. Lead insurance testing,radon,mold,asbestos.

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Home-run plumbing systems act as manifolds for hot and cold water that feed supply lines into individual fixtures.MANABLOC manifold water distribution system.  This system is the most efficient water management technology on the market.It is recognized as one of the most significant advances in plumbing technology. The patented MANABLOC system serviced each plumbing fixture / valve with a dedicated water line from the central MANABLOC manifold plumbing control unit.  This system offers many benefits and advantages:

1) The MANABLOC system equalizes pressure, making it possible to use multiple fixtures simultaneously without dramatic temperature or pressure changes.
2) The MANABLOC system uses less water and conserves more energy than other systems.
3) Fixture repairs are easier to make because each fixture has its own shut-off valve.
4) The MANABLOC system uses Vanier PEX tubing, making it quick to install as well as enhancing its long-term durability.
5) The MANABLOCK system is NSF-pw listed for potable water use.

The MANABLOC was developed and patented in 1988.The idea was simple; make a plumbing system that is more functional for the homeowner while lessening the number of fittings in the plumbing system.The home-run concept utilized in the MANABLOC plumbing system offers even more control than the electrical
system it was modeled after since each side of each fixture has its own individual line.  This allows the homeowner to isolate problems or easily make repairs without disrupting the water supple to the entire house.

Builders runs the MANABLOC supply lines through the attic rather than through the slab, thereby eliminating the problems associated with maintenance and repair of copper or cpvc pressure lines embedded in concrete.The systems benefit homeowners by permitting several fixtures to be used simultaneously without dramatic changes in pressure or temperature.

There are four common systems of pex or PB pipping:
1) Pb with metal insert commpression fitting.
2) PB with a plastic gray Fitting made from acetal resin;
3) PB with manifolds (normally metal,but can be plastic);
4) PB with the manabloc manifold syetem.

The first two systems were installed between January 1, 1978 and July 31, 1995, you as a purchaser rights Under the nationalclass action lawsuit was ended January 31,2009.

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The study of air-water mixtures is called psychrometric. The relationship between air temperature, moisture content, and humidity has been codified in a diagram called the psychrometric chart that is indispensable for understanding condensation. Among other things, it indicates the dew point temperature of any air-water vapor mixture.Molds are part of the natural environment and are present everywhere.People with allergies are sensitive to mold and that in sensitive individuals mold can lead to respiratory diseases.

To grow, or to establish itself, mold requires at least four elements: mold spores, organic matter (like wood, paper, and drywall), moisture, and warmth. Note that the mere presence of humid air does not necessarily promote mold growth, except where air with a relative humidity (RH) level at or above 80% is in contact with a surface.Moisture can move through and into building components in three major ways: by rainwater impingement or leakage, movement of moisture laden air, and by diffusion.

Excessive moisture in buildings can result from a number of causes:

• Rainwater leaks through roofs and walls
• Leakage of moist air
• Diffusion of moisture through walls, roofs, and floors
• Groundwater intrusion into basements and crawl spaces through walls and floors
• Leaking or burst water pipes
• Indoor moisture sources and
• Construction moisture.

Rainwater leaks and wetting of permeable wall exteriors are recognized as the major moisture transport mechanisms into walls. Therefore, shedding of rainwater, roof overhangs, and appropriate water repellant finishes should be considered to reduce moisture infiltration into wall constructions. Rainwater leaks are most common at the joints between components, notably between walls and windows and doors, at sills, and at roof/wall intersections.

Suspicion of hidden mold

You may suspect hidden mold if a building smells moldy, but you cannot see the source, or if you know there has been water damage and residents are reporting health problems. Mold may be hidden in places such as the back side of dry wall, wallpaper, or paneling, the top side of ceiling tiles, the underside of carpets and pads, etc. Other possible locations of hidden mold include areas inside walls around pipes (with leaking or condensing pipes), the surface of walls behind furniture (where condensation forms), inside ductwork, and in roof materials above ceiling tiles (due to roof leaks or insufficient insulation).Have accurate home inspection of atlanta inspect your property for mold,and air quality of your home.

Testing or Sampling for Mold

Is sampling for mold needed? In most cases, if visible mold growth is present, sampling is unnecessary. Since no EPA or other federal limits have been set for mold or mold spores, sampling cannot be used to check a building's compliance with federal mold standards. Surface sampling may be useful to determine if an area has been adequately cleaned or remediated. Sampling for mold should be conducted by professionals who have specific experience in designing mold sampling protocols, sampling methods, and interpreting results. Sample analysis should follow analytical methods recommended by the American Industrial Hygiene Association (AIHA), the American Conference of Governmental Industrial Hygienists (ACGIH), or other professional organizations.Our inspections look for indicators of water intrusion improper RH levels and climate control balance.We can provide mold,air quality testing.